Emerald Grove is a single street of 16 custom homesites in north Vancouver, off NW 11th Avenue between Salmon Creek and the Clark County Fairgrounds. In September 2026 it was the site of the 48th GRO Parade of Homes, where eight Clark County builders each showed a finished custom home. Those eight homes, from about $2.4 million to $2.9 million, are what most buyers come to see. The other eight lots, on the eastern half of the street, are still to be built on.
It's one of the few places in the county where buyers can find flat, buildable lots of a third to half an acre inside the urban growth area, with city-style utilities and I-5 four minutes away. That makes it worth a look whether you want one of the Parade homes, or a lot to build your own with one of these builders.
Community overview
Developer: Identity Homes LLC (plat, CC&Rs and covenants recorded December 2025) Location: NW 158th St off NW 11th Ave, north Vancouver, in unincorporated Clark County inside the Vancouver Urban Growth Area (Vancouver 98685 mailing address) Status: Eight Parade homes finished; five are listed for sale and one is presold (October 2026) Pricing: Parade homes listed from $2,400,000 to about $2,900,000; one resale lot listed at $615,000 (October 2026) Home sizes: About 3,300 to 5,000 sq ft, most single-level Homesites: 16 lots, R1-20 zoning Lots: About 16,000 sq ft, with the two end lots (1 and 16) about 22,000 sq ft HOA: An HOA exists with recorded CC&Rs; dues aren't published Schools: Vancouver Public Schools: Chinook Elementary, Alki Middle, Skyview High Sales: No sales office; each home is sold by its own listing broker
The homes
The Parade used the western half of the street (Lots 1 to 4 and 13 to 16). Here's each home, as of October 10, 2026.
Lumina Ridge, by NR Construction Concepts (Lot 4, 1306 NW 158th St): a single-level Scandinavian and mountain-modern home of 4,707 square feet, 4 bedrooms and 4 baths, with vaulted ceilings and a butler's pantry. Shown at $2,500,000 and marked for sale on the Parade site.
The Kupari, by Genesis Homes NW (Lot 3, 15802 NW 14th Ave): a Finnish-inspired single-level home of about 3,980 square feet with a 22-foot vaulted great room, a three-sided fireplace, a sauna, an outdoor kitchen and a one-bedroom ADU with its own entrance and kitchen. Listed at $2,525,000.
The Aurora, by Generation Homes Northwest (Lot 2, 1404 NW 158th St): an organic-modern single-level home of 4,525 square feet with a home gym, a golf simulator room, a scullery kitchen and a three-car garage. Presold and not for sale.
The Sanctuary, by Sanctuary Builds (Lot 1, 1408 NW 158th St): a two-story "modern wellness retreat" of 4,996 square feet on the largest lot, with the primary and guest suites on the main floor, a gym with a sauna and heated concrete floors. Listed around $2.9 million.
The Edmond, by Pacific Coast Homes (Lot 16, 1409 NW 158th St): a two-story home of 4,905 square feet with a second primary suite upstairs and a recreation room with a gym, sauna and steam shower. Shown at $2,800,000; its current listing status is unclear.
The Aria, by Marnella Homes (Lot 15, 1405 NW 158th St): a 3,324-square-foot single-level home built around wellness and air quality, with a gym, sauna and cold plunge, whole-home water treatment, a metal roof and a heat pump. Listed at $2,400,000.
The Copper Hearth, by Glavin Homes (Lot 14, 15723 NW 14th Ave): a European-cottage-style single-level home of 4,484 square feet with reclaimed 1700s beams, a saltwater pool and spa, an outdoor kitchen, a wood-burning fireplace, a sauna and a speakeasy office behind a bookcase. Listed at $2,850,000.
The Meridian, by Cascade West Development (Lot 13, 1307 NW 158th St): a Scandinavian-style single-level home with a 12-foot island, a guest suite, an exercise room, about 1,600 square feet of covered outdoor living and a garage with an RV bay. Listed at $2,749,500; the Parade listing gives 4,043 square feet and the MLS 4,686, so ask us and we'll pin down the correct figure.
Listings for these homes don't all agree with each other on square footage, bedroom counts or even property type, so we'd verify the details for the specific home before you make an offer. We didn't find builder incentives advertised on any of them.
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Book a Strategy Call →Building your own on the remaining lots
The eastern half of the street, Lots 5 to 12 nearer NW 11th Ave, had no homes as of October 2026. The developer sold most of them during 2026, and the prices tell a story: the first lots sold for $550,000 each in December 2025 and January 2026, spring sales were $515,000, and summer sales were $475,000 to $535,000. The county assessed each lot's land at $515,000 for 2026.
- Lot 7 (1204 NW 158th St) is listed for resale at $615,000. The listing offers it to any builder or as a build-to-suit with an existing plan, and notes natural gas and 500-amp electrical service.
- Lot 12 (1303 NW 158th St) is the only lot the developer still owns; it isn't listed.
- Lots 5, 6, 8, 9, 10 and 11 belong to private buyers, builders or investment companies. None was listed in October 2026, though owners sometimes sell or build to suit.
The lots are flat, zoned for single-family homes on about half-acre minimums, served by public sewer, and big enough for a single-level home with a pool or a detached garage. If you're building here, the builders profiled below are a natural place to start, and our custom homes guide covers how a custom build works in Clark County.
The builders
Eight builders had homes at the Parade. Seven of them have profiles in our custom-builder guide:
Cascade West DevelopmentCustom · Builds on your lot · Spec homesCascade West Development is a Ridgefield custom builder founded in 1990 by Lloyd Stenersen.Builder profile →
Genesis Homes NWBuilds on your lot · Custom · Spec homesGenesis Homes NW is a small Clark County builder of custom, spec and luxury homes, founded in 2020 and run by Jason, who leads construction, and Lilli, who leads design, with more than 30 and 15…Builder profile →
Glavin HomesBuilds on your lot · Custom · Spec homesGlavin Homes is Niall Glavin's Vancouver builder of custom and spec homes, and every home it has built since 2007 is independently green certified.Builder profile →
Marnella HomesCustom · Spec homes · Builds on your lotMarnella Homes is a Camas builder of high-performance, wellness-focused custom homes, townhomes and remodels, with energy modeling and fixed-price contracts.Builder profile →
Generation Homes NorthwestCustom · Semi-custom · Builds on your lot · Spec homesA Vancouver builder founded in 2008 by third-generation home builders Aaron and Mary Helmes.Builder profile →
Sanctuary BuildsCustomSanctuary Builds is a small Vancouver custom builder of design-forward homes and ADUs, run by an owner and builder with a background in product design and engineering.Builder profile →
NR Construction ConceptsCustom · Spec homesNR Construction Concepts is a Vancouver general contractor, registered in 2016, that builds custom homes and also does flatwork, fencing and decks.Builder profile →
Schools
Every Emerald Grove lot is in Vancouver Public Schools, per Clark County's property records, which the district itself recommends for newer addresses:
| Level | School | Grades | Drive time |
|---|---|---|---|
| Elementary | Chinook Elementary | K–5 | 4 minutes |
| Middle | Alki Middle School | 6–8 | 4 minutes |
| High | Skyview High School | 9–12 | 5 minutes |
The Ridgefield School District line runs along the north edge of the plat, and homes just to the north go to Ridgefield schools. One builder's page lists Ridgefield schools for its Emerald Grove home, which is why you may see both. For the Emerald Grove lots themselves, the county records show Vancouver Public Schools; tell us which lot you're considering and we'll confirm that address with the district. Skyview High has a new trades building approved in August 2026.
Inside the community
Emerald Grove is one quiet street with no clubhouse or shared amenities beyond common areas. The developer recorded CC&Rs and a covenant with the plat in December 2025, and an HOA exists, but its dues, management and rules aren't published. We'd pull the recorded CC&Rs from the county before you write an offer, especially if you plan an RV, a pool, an ADU or a detached shop. The land north of the plat is zoned rural (5 and 10-acre lots), so the view in that direction should stay open under current zoning.
Parks and outdoors nearby
- Fairgrounds Community Park: 3 minutes; 88 acres with a playground, paved paths and shelters, with more planned
- Whipple Creek Regional Park: 5 minutes; 300 acres with more than 4 miles of hiking and equestrian trails
- Salmon Creek Regional Park and Klineline Pond: 11 minutes; a swim beach, fishing and the paved Salmon Creek Greenway Trail
- Vancouver Lake Regional Park: 11 minutes; a 190-acre park with a swimming beach and a trail to Frenchman's Bar
- Ridgefield National Wildlife Refuge: about 17 minutes; an auto tour route and the Oaks to Wetlands Trail
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 179th St: 4 minutes
- I-5 / I-205 at NE 134th St: 6 minutes
- Interstate Bridge (I-5): 16 minutes
- Downtown Vancouver: 17 minutes
- Glenn Jackson Bridge (I-205): 26 minutes
- PDX airport: 29 minutes
- Downtown Portland: 29 minutes
- Transit: Emerald Grove is outside C-TRAN's service area; the Salmon Creek Park & Ride is 6 minutes away
Daily life
- Groceries: Fred Meyer on Tenney Road (5 minutes), Chuck's Produce on NE 117th St (9), WinCo on Highway 99 (10), Costco in Ridgefield (13)
- Coffee: Starbucks at Fred Meyer on Tenney Road (6 minutes) and Dutch Bros on NE 20th Ave (7)
- Healthcare: Legacy Salmon Creek Medical Center (7 minutes), The Vancouver Clinic's Salmon Creek urgent care (7), Legacy-GoHealth urgent care on Highway 99 (8)
What it costs to own
- Jurisdiction: unincorporated Clark County. Police service is the Clark County Sheriff and fire is Clark County Fire District 6; building permits come from the county.
- Utilities: Clark Regional Wastewater District for sewer, Clark Public Utilities for water and power, and NW Natural gas on the street.
- Property tax: the 2026 levy for this tax code area is about $9.85 per $1,000 of assessed value, roughly $24,600 a year on a $2.5 million home. The lots were still taxed at pre-plat values in 2026, so the first bills on new homes run low; budget for the full amount.
- HOA: dues not published; reach out and we'll request the budget.
- Impact fees: for a home built here, the county charges a Vancouver Public Schools fee ($2,786, changing November 12, 2026), Park District 10 ($3,852) and the Mt. Vista traffic fee ($8,521), about $15,200 in all. Our custom homes guide compares fees across the county.
What's changing nearby
Within Emerald Grove, eight lots will be built on over the next few years, so expect custom-home construction on the eastern half of the street. Nearby, the Highlands at Whipple Creek is building out about a mile northeast, the Clark County Event Center has an approved administration-building expansion, Skyview High is adding a trades building, and several light-industrial and storage projects are approved along NE 179th St near the fairgrounds. The I-5 / NE 179th Street interchange is in design, with state construction listed for 2024 to 2031.
What to check before you buy
- The schools for the address. The district line runs along the north edge of the plat, and builder pages don't all agree. Let us know the address and we'll check it against the county records and with the district.
- The listing details. Square footage, bedroom counts and property types differ between the Parade site and the MLS on several homes. We'd verify them for the home you're considering.
- The CC&Rs. They're recorded but not published online; tell us what you're planning and we'll pull them before you settle on a pool, an ADU, an RV or a shop.
- Lot pricing, if you're building. Developer lot sales dropped from $550,000 to $475,000 during 2026, while the one resale lot asks $615,000. Comparable sales give you room to negotiate.
- Construction next door. If you buy a Parade home, the lots across the street and to the east will likely be under construction for a while.
- NW 11th Ave and the fairgrounds. NW 11th is a minor arterial on the street's east end, and the fairgrounds and event center are about a mile away; we can visit with you on an event weekend so you hear it firsthand.
- Inspections. Even a showcase home benefits from an independent licensed inspection before closing and a walk-through before the warranty's first year ends.
How we help here
At Emerald Grove we'd help in two ways. If you're buying a Parade home, we compare the eight against each other and against recent custom-home sales, verify the listing details that don't line up, pull the recorded CC&Rs and confirm the school assignment for that address, then negotiate with the listing broker and the builder. If you'd rather build, we help you weigh the remaining lots against the 2026 lot sales, match you with the builders whose style and price fit, and stay with you through the contract, draws and inspections. Our construction background helps us look closely at a custom home before you commit to it.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking at custom homes? See the custom builders in Clark County, Martin Meadow in Felida, Firestone Ridge in Camas, and the full Vancouver new-construction page.
Last updated: October 2026